Foundation Crack Repair in Greater Colorado Springs

The most frequent question that we get asked at home shows, on the phone, or over the internet is, "My foundation is cracking, should I be concerned?". Naturally, it's hard to give an answer because cracks need to be checked out physically. That answer is not very helpful for the most part, so I've devoted a lot of time to researching this question and developing some guidelines to help out homeowners with early detection. There are two truths that I keep running into as I work: concrete foundations leak because they are porous and wick moisture, and concrete cracks because it's a hard, solid substance surrounded by changing soil.

If Concerned about Foundation Crack? Consult the Experts!

Peak Basement Systems is proud to announce a fabulous new resource that's just a click away: the Foundation Technology eBook! This ebook has sections outlining the unique soil conditions in our area, signs of problems, comprehensive solutions, help on selecting service professionals, and more! We also have a Foundation Checklist brochure available to help you track any concerns that you may have. We would be happy to send you this helpful information! You can also request a CD copy of Foundation Technology by contacting our office!

Why do foundation crack?

Cracking in concrete is a natural phenomenon because it is strong in compression, but very weak in tension. When a concrete wall encounters stress forces from outside elements like expansive soil, the portions of the wall that are experiencing tension will crack. Some of the forces that can act against your foundation on a regular basis include: seasonal temperature changes, seasonal soil swelling and shrinking due to weather and watering, and changes in grading due to landscaping or soil erosion over time. Occasionally, the addition or removal of plants, shrubs, or trees can also affect your concrete foundation.

Vertical vs. Horizontal Foundation Cracks

Most home's walls are designed to withstand the forces present in standard/normal soil conditions, but the soil along the Front Range usually isn't normal. Our soil is a mixture of hydro-compactable and expansive soil or sand and clay. In some cases, foundation wall have been reinforced or otherwise altered due to high ground water or soil concerns. In many homes; however, the foundation has probably not been properly prepared to withstand the soil conditions present along the Rockies. If your foundation is cracking under these conditions, you will usually see it occur in three ways: vertically, horizontally, or diagonally from a stress concentration.

Just because a wall has cracked doesn't mean that it has failed as long as the crack is small and unchanging. If the crack is 1/8 inch or less, is nearly vertical , has no lateral separation (spreading), is not very deep, and does not have moisture present, then it should be monitored, but action is not usually required. This type of crack is a shrinkage crack and occurs as moisture in the wall evaporates, causing the concrete to shrink into voids created by the escaping water.

Horizontal cracks require more attention. A horizontal crack is concrete's way of ripping or splitting due to excess tension in that area. According to Residential Concrete Magazine, all horizontal cracking should be checked out by foundation repair industry professional as soon as possible because these cracks tend to grow rapidly and usually indicate that a wall is bowing under tension.

You may notice cracks spreading out from a corner diagonally. Whenever concrete forms a sharp angle, there is a stress concentration that almost always results in tiny, surface cracks. These cracks are called "re-entrant cracks". If these cracks deepen, thicken or grow, it is time to consult an expert about reinforcing the area since the stress concentration is breaking down the concrete.

There is one type of crack that is always a concern: tapered cracks. If a crack is larger at one end, it indicates shifting and other movement in the foundation. If you'd like more information about tapered cracks, please visit our blog.